A master’s project submitted in partial fulfillment of the requirements for the degree Master of City and Regional Planning May 2020
by Justin Fair Submittal for Approval
May 4, 2020
PROJECT COMMITTEE APPROVAL
Dr. Daniel Campo, Ph.D., Chair
Jeremy Kargon, Architect, LEED AP, Committee Member
Baltimore’s contemporary housing culture is the result of decades of discriminatory housing practices. Decades later from those insidious roots, residents are rightfully skeptical of innovative and alternative concepts when traditional solutions have repeatedly failed at paradigm shift. Proposals must then hold specific regard to the very-human, emotional effects that racism plays in setting structural expectations; both literally and institutionally. To the former expectation, an account of the traditional and innovative building types with an account of past successes and failures by local government can regain public confidence. Yet only if an alternative proposal offers a pragmatic, financially achievable and proven scope. But to the latter institutional expectation, the public feels amiss but does not know why. Like a patient who cries to be healed but watches as their doctor cannot get the serum just right, Baltimore residents are used to illness spreading; more rowhomes being abandoned than being rebuilt. Yet residents expect the standard formula to somehow net a body-wide cure when the pain’s cause is layered, requires multiple visits, and must be accompanied by the faith of optimism to prevent nihilism. In Baltimore City, market values are painfully askew yet residents expect business as usual to net a magic solution; whilst furthermore, actively disbelieving that any other route could reasonably address the problem. Among the many building types available to supplement an affordable housing inventory, “tiny houses” - often standalone foundation-based dwellings of an especially small footprint, often less than 400 square feet- may be an increasingly attractive option.
With an emphasis on Baltimore’s Black (African-American) population, what follows summarizes historical
concerns, identifies groups for which “tiny houses” are an appropriate housing solution, and documents neighborhood indicators for or against their application. Based upon a survey of recent literature and a compilation of local questionnaires, this research will review cultural attitudes towards “tiny houses.” Recommendations about how they may be reintroduced successfully into Baltimore’s housing market will also be accompanied by proposed changes to legislation recently under consideration by the City Council. Whereas foundation-based homes, alley rowhomes, carriage houses, and marinas, are already permitted, their homeowners’ values are not well communicated. These recommendations will provide verbal outreach messaging as well as land use and landscape strategies that planners and developers can use to address contemporary residents’ positive and negative preconceptions. Lastly, this research is a preliminary effort to provide such a guide, as well as to document the evolving cultural and historical framework within which “tiny houses” are contributing to a more robust and equitable housing market in Baltimore, Maryland.
This project is dedicated to my late parents, Mr. and Mrs. Warren and Marcia Fair, the pack rats who always told me “not to sweat the small stuff.” Irony!
Many thanks to my husband, Olanrele, to Ms. LaQuida Chancey, and to my readership committee: Dr. Daniel Campo, Mr. Jeremy Kargon, Mr. Fred Scharmen, and Dr. Tonya Sanders-Thach for their invaluable guidance.
Table of Contents ….. ii Extended ….. i Chapter 1. Introduction: What is home to you? ….. 1 The picture that comes to mind ….. 1 Chapter layout ….. 7 Methodology ….. 7 Chapter 2. Literature and best practices ….. 12 Roadmap of Primary Sources ….. 12 The Tiny House Movement ….. 15 Creating community in the city ….. 27 The impacts of urban housing on the Black experience ….. 35 Chapter 3. Findings and Analysis: Tiny Houses in Baltimore ….. 45 Findings Outline ….. 45 Research Questions and Itemized Answers ….. 47 Chapter 4. Building Tiny Houses in Baltimore: Barriers and Opportunities ….. 64 Site planning regulatory code constraints ….. 64 Existing Tiny House land uses ….. 69 Baltimore firms case studies ….. 71 Baltimore’s Proposed Auxiliary Dwelling Unit (ADU) Legislation ….. 74 Chapter 5. Proposals for building Tiny Houses in Baltimore ….. 85 Baltimore primer on Tiny Homes ….. 101 For whom are tiny houses the right niche? ….. 121 Welcoming neighborhood indicators ….. 127 Conclusion ….. 134 Next steps for future study ….. 134 Bibliography ….. 137 Appendices ….. 149 Maryland contact list ….. 163 Rubrics and flowcharts ….. 163 Promotion and look-book ….. 168 Baltimore City land use map instructions ….. 172 Guidance example: Talbot County ….. 173